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Multi-Family Rehab Loan Program

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The City of Long Beach offers 0% interest loans to qualified owners of multi-family rental properties consisting of five or more units located within the City.

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Fall Outlook: Presidential Race and Congressional Issues

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The “summer of Trump” has come to a close, so now we will see whether or not “the Donald” can continue his dominance of the GOP presidential field into the fall. He continues to poll well with a commanding lead over everyone else, but there are more debates coming and he has shown some difficulty in responding to questions of policy, especially on foreign affairs issues. Style-over-substance only carries a candidate so far before he or she must show some ability to tackle the issues. Look what happened to 2012 front-runner Rick Perry when he couldn’t remember the name of one federal agency. I suspect the mortar fire will increase on Donald Trump during the next debate as the other candidates all recognize they have to bring him down to have any chance of winning. Also watch the performance of Carly Fiorina who was the winner of the first “happy hour” debate. Now that CNN has refined its selected process for the debates, Carly Fiorina gets to participate in the prime time contest.

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A Thanksgiving

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Over the years, I’ve seen Thanksgiving celebrated in a number of different ways. The Thanksgiving holiday was pretty traditional at our house when I was growing up. My parents or my aunt and uncle would host dinner, and between our two families plus grandparents, it was a pretty full house.

The dynamics changed when all the kids started to get married. There were new faces at dinner, and along with them came new foods and traditions. Things changed even further when friends joined and the meaning of Thanksgiving expanded beyond our close knit family. It also expanded past being just about the traditional meal and a nice visit when some friends would stop by after they had been to the local homeless mission to serve Thanksgiving dinner to people who were struggling in ways that we never had to.

I’ve come to see Thanksgiving as all of these things. It gives everyone a chance to give thanks for all that they have, whether it’s family, friends or food. It also gives us all a chance to give thanks by extending our hands to others.

Can we embrace this idea of being generous and giving to others as land lords? I think so. I think it’s just as important for us to be generous business people as it is for any local business. In fact, we have the opportunity to make our giving more personal than most businesses, if we direct our efforts toward our tenants.

However you choose to do it, I think you’re doing a wonderful thing any time you make the effort to give back to your community. That’s a tradition we should never change. To me, the Thanksgiving holiday is the low-stress holiday. It’s a day about family, friends and community with minimal commercialism. It’s my favorite holiday.

October 2017

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It’s October and I can’t believe that there are only 86 shopping days left until Christmas. Of course, this does not include Hanukkah, Kwanzaa or other forms of holiday celebration. In the end, I love all the holidays—from Halloween to Thanks - giving to Christmas. Whether it is created by Hallmark Cards, made up to celebrate chocolate, our Administrative Assistants, grandparents, etc., I find joy in the celebration and reminder that there are so many things to be grateful for and that we should not take anything for granted. So enjoy the beginning of Fall and all the upcoming holidays.

Now on to some more pressing news. An update this month:

  • At the direction of the Los Angeles County Supervisors, staff have not yet returned with their report on Tenant Protections. Until this happens, a workgroup will not be able to be formed. Will keep you advised of any progress.
  • Legislature is on holiday recess until the first of the year. At this writing, the Governor still has an opportunity to sign bills and veto, so we will update you on this next month.
  • Tenant rights groups are beginning to protest at our Management Companies. Be aware as they may come anytime and are wearing black masks (that may change as well). These groups are hosting community training sessions to teach them how to be a community rights advocate.
  • Rent Control continues to ramp up and while things appear to be relatively quite right now, we also know that there is a continued push to take this Statewide.


At the Association, I need to give a BIG THANK YOU to the AACSC staff for making the Trade Show a GREAT success this year. Jeannie helped us up the ante on the look, Tom brought us over 30 NEW vendors. Our Board Members really stepped up and helped us meet and greet members, en courage new members to join us in our fight against Rent Control, and our PAC Trustees shared with everyone who came by about the value and benefit of contributing to the PAC. Sophia, Donna, Rachael, Oliver and Terri did everything else in our AACSC booth and as usual we enjoyed seeing all of you!

Proposed Regulation on Applicant Inquiries

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On January 17, 2017, the Department of Fair Employment and Housing Council will consider adopting new regulations regarding the discriminatory effect, discriminatory land use practice and use of criminal history information when renting residential real property.

If that has not gotten your attention, then consider the impact of the following regulatory proposal:

“Any Practice of a Person or Owner that includes the use of, inquiries about, or solicitation of information about criminal history is unlawful if it has a discriminatory effect under Article 5 and Government Code section 12955.8.”

The proposed regulation may bar property owners and managers from inquiring about an applicant’s criminal history. If that language does not get your attention, then consider the next three proposed regulations:

  1. “A notice, advertisement, application, or other written or oral statement regarding criminal history or criminal records that conflicts with the provisions of this Article and Article 5 shall be a violation of the Act.”
  2. “Overbroad or arbitrary inquiries into or use of criminal history information in housing may have a discriminatory effect on members of Protected Classes. A discriminatory effect may be established through the use of conviction statistics or by any other evidence (emphasis added) that establishes a discriminatory effect.”
  3. “State or national level statistics showing substantial disparities in the conviction records of individuals based on membership in a Protected Class are presumptively sufficient to establish a discriminatory effect of a Practice under Article 5.”


Property owners and managers will find that they may never be able to consider an applicant’s history. The regulations try to mitigate the above mentioned regulations by permitting a property owner or manager to make inquiries of the applicant if certain prongs of a legally sufficient justification are met. To do that, the property owner and manager must:

  1. “Identify a specific substantial, legitimate, nondiscriminatory interest to support the Practice, such as a risk to the safety of its residents.” Owners cannot predict the future.
  2. “Take into account the nature and severity of an individual’s conviction and the amount of time that has passed since the criminal conduct occurred.” Property owners big and small will be required to hire experts to make recommendations regarding each applicant.
  3. “Limit consideration to convictions that are directly related to the individual’s capacity and likelihood of fulfilling the obligations related to the housing or services” (conviction of a burglary versus an alcohol related offense). Once again, property owners will find it extremely difficult to meet this burden.
  4. “Prove that its Practice actually achieves the identified interest, which includes proving that its Practice accurately distinguishes between criminal conduct that poses a demonstrable risk to its proffered interest and criminal conduct.” The shift of the burden of proof is squarely on the property owner and manager which this also forces quantifiable proof by each owner and manager for each applicant to rent real property.


To make sure that we understand the totality of the proposed regulations, the following should be of great concern: “Practices with a Discriminatory Effect [that are] Prohibited … A Practice [that] has a discriminatory effect where it actually or predictably results in a disparate impact on an individual or group of individuals or creates, increases, reinforces, or perpetuates segregated housing patterns because of membership in a Protected Class.”

The language applies to every decision a property owner makes regarding the rental of real property.

Yes, of course, this may challenge the decision in Harris v Capitol Growth Investors XIV (1991) 52 Cal.3d 1142, 278 Cal.Rptr. 614; 805 P.2d.873 regarding economic discrimination which held in pertinent part that property owners and managers can set reasonable credit standards.

This is just one of several DFEH Council proposedregulations. Are you interested in finding the outcome?If so, we hope you join the Association orremain an active member.

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